Orchard Reviews 2026: How Their Buy-Before-You-Sell Program Works

Orchard’s “Move First” pitch solves a real problem — the stress of timing a sale and a purchase perfectly — but the convenience comes bundled with a fee structure that’s easy to underestimate if you only look at the headline product.

Short answer: Orchard is a real estate company specializing in buy-before-you-sell programs, letting you access home equity to purchase your next home before your current one sells. In exchange, you’ll typically pay a listing brokerage fee (commonly cited around 6%) plus a separate program fee (roughly 1.9–2.4%, often with a minimum around $9,000), and you’re required to use Orchard’s own in-house agents rather than choosing your own — you can’t shop this part of the deal.

What Does Orchard’s Move First Program Actually Do?

Move First provides an equity advance based on your current home’s estimated value, which you can use toward a down payment or purchase price on your next home — letting you make a stronger, non-contingent offer before your current home has sold. Once you’ve moved into your new home, Orchard works with you to sell your previous one, and you repay the advance from the proceeds once that sale closes.

What Does This Program Actually Cost?

Orchard’s cost structure has two separate layers. First, a listing brokerage fee — commonly cited around 6% — applies when Orchard sells your current home, since you’re required to use an Orchard agent for that listing. Second, a separate program fee (reported in the 1.9–2.4% range, with a minimum sometimes cited around $9,000) applies specifically for the equity-advance service itself. If you also buy your next home through an Orchard agent, an additional 3% buying brokerage fee applies on that side of the transaction.

Can You Choose Your Own Agent With Orchard?

No — this is one of the most significant trade-offs of the program. Orchard requires you to work with its own in-house agents to sell your current home as a condition of using Move First, meaning you can’t bring in an outside agent you already trust or have vetted independently, even if you’d prefer to.

What Happens If Your Home Doesn’t Sell Within Orchard’s Listing Window?

If your home hasn’t sold by the end of the designated listing period, Orchard will typically purchase it directly as a backup, which avoids the risk of carrying two mortgages indefinitely — but that backup purchase price is not full open-market value, since it functions as a fallback safety net rather than a competitive offer.

Does Orchard Offer a Cash-Offer Option Too?

Yes — separately from Move First, Orchard also operates a cash-offer marketplace that connects sellers to iBuyers and investor networks. Using this option still involves Orchard’s own brokerage fees on top of whatever fee structure the connected cash buyer applies, so it’s worth calculating the full combined cost rather than assuming the cash buyer’s terms are the only cost involved.

Where Does Orchard Operate?

Orchard’s coverage is limited to a specific set of states rather than a full nationwide footprint — commonly cited markets include Texas, Colorado, Georgia, North Carolina, Maryland, Virginia, and Oregon. Confirm current availability directly, since coverage can change.

How Does Orchard Compare to a Pre-Negotiated Top-Agent Model?

	Orchard (Move First)	IDEAL AGENT
Listing brokerage fee	~6%	2%
Additional program fee	~1.9–2.4% (min. ~$9,000)	None
Agent choice	Must use Orchard’s in-house agents	Matched with a top 1% local agent
Coverage	Limited states	Nationwide
Combined typical cost	Often 8%+ of sale price	2% listing, 4% total with buyer’s agent, or 2% if buyer comes direct

The buy-before-you-sell convenience Orchard offers addresses a genuine timing problem, but it comes at a meaningfully higher combined cost than a standard sale. IDEAL AGENT matches sellers with a top 1% local agent at a firm 2% listing commission — an agent you’re matched with based on performance, not required to accept as a condition of financing — with a recommended 2–2.5% buyer’s agent commission, and a 2% total if a buyer comes directly through that agent’s marketing.

Who Is Orchard a Good Fit For?

Orchard can make sense for sellers who specifically need to buy before selling, want a structured backup-purchase safety net if their home doesn’t sell in time, and are comfortable accepting Orchard’s in-house agent as a condition of the program. It’s a weaker fit for sellers who want to choose their own agent or who are primarily focused on minimizing total transaction costs.

Frequently Asked Questions

Can I use my own real estate agent with Orchard’s Move First program?

No — Orchard requires you to work with one of its own in-house agents to sell your current home as part of the program.

What happens if my home doesn’t sell during Orchard’s listing period?

Orchard will typically purchase it directly as a backup, though at a below-market price rather than full open-market value.

Does Orchard’s program fee include the listing brokerage fee?

No — they’re separate charges. The program fee covers the equity-advance service; the brokerage fee covers the actual home sale.

Is Orchard available nationwide?

No — its coverage is limited to a specific set of states. Confirm current availability in your market directly.

Does Orchard offer a way to sell for cash without the Move First program?

Yes — Orchard also operates a cash-offer marketplace connecting sellers to iBuyers and investors, though its own brokerage fees still apply on top of that transaction.

How much does Orchard’s equity-advance loan cost in interest?

Orchard has described this loan as interest-free in some of its own materials, since it’s designed to be repaid quickly once your home sells — confirm current terms directly.

Is Orchard a legitimate company?

Yes — Orchard is an established company in the buy-before-you-sell space with a documented track record, though its fee structure is meaningfully higher than a standard listing.

Solving the buy-before-you-sell timing problem doesn’t have to mean giving up your choice of agent or paying a premium on top of standard commission. Get matched with a top 1% local agent who lists for 2% commission with no bundled program fees.